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HomeMy WebLinkAbout07/15/2010City Of Wheat�idge PLANNING COMMISSION Minutes of Meeting July 15, 2010 1. CALL THE MEETING TO ORDER The meeting was called to order by Chair MATTHEWS at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29 Avenue, Wheat Ridge, Colorado. 2. 3. 4. 5. ROLL CALL OF MEMBERS Commission Members Present: Anne Brinkman Alan Bucknam Marc Dietrick John Dwyer Dick Matthews George Pond Steve Timms Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Dean Gokey Meredith Reckert, Senior Planner Tim Paranto, Public Works Director Sarah Showalter, Planner II Gerald Dahl, City Attorney Ann Lazzeri, Recording Secretary APPROVE THE ORDER OF THE AGENDA It was moved by Commissioner TIMMS and seconded by Commissioner DWYER to approve the order of the agenda. The motion carried 7 -0. APPROVAL OF MINUTES — June 3, 2010 It was moved by Commissioner BUCKNAM and seconded by Commissioner DWYER to approve the minutes of June 3, 2010 as presented. The motion carried 7 -0. 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes) Planning Commission Minutes 1 I July 15, 2010 There were no individuals present who wished to address the Commission at this time. 7. PUBLIC HEARING A. Case No. WS- 10 -01: An application filed by Jones Engineering for the Seniors' Resource Center for approval of a 28 -lot consolidation plat for property located at 3227 Chase Street and zoned Residential -One C. Chair MATTHEWS disclosed that one of the applicants belongs to his Rotary Club. The Rotary Club has agreed to donate money for construction of said property. However, he did not believe this represents a conflict since he has no direct financial interest in the case. The case was presented by Meredith Reckert. She entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. Staff recommended approval for reasons outlined in the staff report. Commissioner BUCKNAM asked if there is a time limit to the variance extension. Ms. Reckert replied it would expire within 180 days; however, the Community Development Department has the ability to grant extensions. An extension was granted to facilitate their fundraising. Commissioner BRINKMAN asked about the response from the Wheat Ridge Sanitation District. Ms. Reckert replied that she just received a letter from them after packet preparation indicating the District had no concerns about the application. Commissioner BRINKMAN asked if there was any concern about future widening of 32 Avenue. Ms. Reckert stated that Public Works had no concerns. William Brummett William Brummett Architects Mr. Brummett stated that fire access will be in on, and back out from, Depew Street. This plan was acceptable to Kelly Brooks. In response to a question from Commissioner POND about the drainage easement in the north parking lot, Mr. Brummett clarified that it would only be used for drainage and not a parking lot. In response to a question from Commissioner BUCKNAM, Mr. Brummett stated that the additional building footprint falls to the north of the vacant lot. He also commented that most of the lots they want to consolidate will clear up a situation that has existed for a hundred years. Planning Commission Minutes 2 July 15, 2010 Brian Krombein Jones Engineering He stated his understanding that the fire access does not need to be dedicated as an easement. The purpose from the alley of the easement is for the city for snow plow access. Chair MATTHEWS invited comments from members of the public. Jennifer Hoffman 5495 West 32 " d Avenue She stated that she hadn't seen plans and asked what improvements would be made. She expressed concern about lighting impact on adjacent properties as well as impact of doubling the use of the senior center. William Brummett returned to the podium and explained the planned addition. He stated that the parking lot will have new lighting that will meet the stricter new regulations and errant light should be decreased from what it is now. The parking lot will have a new surface and landscaping will be installed. Gene Ricciardi 5515 West 32 °d Avenue Mr. Ricciardi stated his opposition to the plan. His house faces Depew Street and he expressed concern about another access onto Depew. His neighborhood has already been affected by bus traffic from Chase Street. The expansion will create more traffic on Depew Street. Bill McIntyre 3283 Chase Street Mr. McIntyre stated his opposition to the plan. The expansion would double the parking and increase the number of emergency vehicles. He stated that he has rejected an offer to purchase his property for parking expansion. He commented that he has lived there since 1978 and has never seen a snow plow in the alley. He stated it is dangerous for him to exit his property on his motorcycle because of the bus traffic. Bob Timm Seniors Resource Center (SRC) Mr. Timm stated that he is vice president of development with SRC. SRC has been on this property since 1982 and provides services throughout the metro area, mainly the Jefferson County area. The subject location serves as headquarters for SRC. The lower floor is used as an adult day care center from 7:00 a.m. to 5:00 p.m. Most of these people are transported by SRC vans so.there will be some increased numbers. There is also space in the building for community volunteers for the RSVP center. There are currently 60 staff people. Traffic should not increase substantially. Planning Commission Minutes 3 July 15, 2010 In response to a question from Commissioner MATTHEWS, Mr. Timm stated there are no plans for residential facilities at this site. In response to a question from Commissioner BRINKMAN, Mr. Timm stated there will be an increase of 15 on -site staff. William Brummett returned to the podium and showed the site plan to the audience and to the Commission. He explained that the traffic entrance drive will be between two buildings which should reduce disruption to the neighborhood. The drop -off point would be under the bridge connecting the two buildings. In response to a question from Commission DWYER, Mr. Brummett explained that buses would exit onto Depew as they do now, but the plan would give them two options instead of the present one. Chair MATTHEWS reminded those present that this hearing only addresses lot consolidation. The site plan is not being considered at this time. Meredith Reckert informed those in the audience that they could come in to city hall and take a look at the building permit plans. Planning Commission's action tonight is onlz a recommendation to City Council. There will be opportunity at the August 9 City Council hearing for more public input. Mr. Timm stated that flyers were placed on doors in the neighborhood two weeks ago. Last Thursday a neighborhood meeting was held and only two people attended. He invited citizens to come view a scale model of the building in the lobby. There were no more individuals who wished to speak. Chair MATTHEWS closed the public hearing. It was moved by Commissioner BRINKMAN and seconded by Commissioner BUCKNAM to recommend approval of Case No. WS- 10 -01, a request for approval of a 28 -lot consolidation plat on property zoned R -IC located at 3227 Chase Street, for the following reasons: 1. All requirements of Article IV of the zoning and development code have been met. 2. It will facilitate the expansion of the existing facility. With the following condition: 1. The legal description be corrected to be on current city datum including section ties prior to City Council public hearing on August 9, 2010. Planning Commission Minutes 4 July 15, 2010 Commissioner BUCKNAM stated that he was initially concerned about the northwest part of the consolidation because there is a significant amount of green space there. But in light of the fact that there is an access issue in terms of public safety concerning access for fire trucks, he is satisfied with the plat. Commissioner DWYER stated that he could find no reason not to approve the plat, but he would hope SRC would do a better job of communicating with neighbors. The motion carried 7 -0. B. Case No. ZOA- 10 -04: An ordinance amending Article I of Chapter 26 concerning the provision for conditions of approval in the zone change process. Gerald Dahl addressed concerns expressed by Commissioner DWYER. The code, as presently written, only gives Planning Commission and City Council power to approve or deny a zone change request. In the past, there have been occasions where approvals have been given with conditions. Those conditions run the risk that there is not a code base to support it. The question then becomes whether the conditions are enforceable. The condition can be enforceable if the applicant consents to it. This ordinance was drafted to clarify conditions of approval during a zone change process. Commissioner DWYER agreed with language. However, since Planning Commission would be enabled to impose conditions under the new ordinance, he asked what protection from the risk of litigation would be provided. Mr. Dahl explained that the first line of defense is the staff report that recommends approval with conditions and reasons for the conditions. The second line of defense is the Planning Commission placing conditions which are backed up by the code. The third line of defense is the city attorney's task to examine Planning Commission recommendations before they go before Council. Chair MATTHEWS asked to hear from the public. Hearing no response, he closed the public hearing. It was moved by Commissioner DWYER and seconded by Commissioner BUCKNAM to recommend approval of Case No. ZOA- 10 -04, a proposed ordinance amending Section 26 -112 (private rezoning) concerning conditions of approval during the zone change process. The motion carried 7 -0. (The meeting was recessed from 8:19 p.m. to 8:30 p.m.) Planning Commission Minutes 5 July 15, 2010 C. Case No. ZOA- 10 -03: An ordinance amending Articles II and VI of Chapter 26 concerning accessory buildings on properties with commercial and industrial zoning. This case was presented by Sarah Showalter. She entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. Staff recommended approval for reasons outlined in the staff report. Commissioner BUCKNAM asked if there were any restrictions in terms of provision of electricity, etc., such as a mobile refrigeration unit. Ms. Showalter replied that the code amendment has no restrictions, but these matters would be addressed in the building permit process. Commissioner TIMMS asked if the intent was for a commercial property owner who wants to have more than one, or an industrial property owner who wants more than two accessory structures, to be able to apply for a variance. Meredith Reckert stated that this is something that staff will address before the ordinance goes to council. Commissioner BRINKMAN requested that staff also look into whether or not a commercial business could obtain a variance to have a shipping container as an accessory structure. Commissioner POND referred to paragraph A of Section 2, that says "buildings on challenging residential properties... " He asked if this only referred to residential properties. Commissioner BRINKMAN suggested that paragraph A, referred to by Commissioner POND, should be changed to cover residential, commercial and agricultural. Ms. Showalter agreed that the word "residential" should be removed. Commissioner POND referred to Section 2, C (ii) regarding metal accessory building restriction that requires residential accessory structures over 120 square feet to have textured wood grain appearance to horizontal clapboard. if the building is metal. It seems odd to put a wood -grain surface in a small structure in a commercial/industrial property that could be counter to the requirement of matching architectural appearance for these properties. Ms. Showalter commented that those smaller structures will probably be pre -made storage structures that would easily meet those restrictions. Chair MATTHEWS opened the public hearing and asked if there were members of the public who wished to address this case. Hearing no response, he closed the public hearing. It was moved by Commissioner BRINKMAN and seconded by Commissioner POND to recommend approval of the proposed ordinance Planning Commission Minutes 6 July 15, 2010 amending Articles II and VI of Chapter 26 concerning accessory structures on properties with commercial or industrial zoning. With the following conditions: 1. Prior to going to City Council, the question regarding variances be addressed with regard to number and type of accessory buildings allowed. 2. Strike the word "residential" from Section 2, Subsection A: Purpose and Scope. The motion carried 7 -0. 8. STUDY SESSIONS It was moved by Commissioner DWYER and seconded by Commissioner BUCKNAM to adjourn the meeting to study session and to amend the study session agenda to discuss the bicycle /pedestrian plan prior to the streetscape design manual discussion. The motion carried 7 -0. The regular meeting was adjourned to study session at 8:45 p.m. A. Bicycle/Pedestrian Master Plan This matter was presented by Tim Paranto. He reviewed a draft of the Bicycle and Pedestrian Master Plan. There was no recommendation required of Planning Commission. The plan is scheduled for a public hearing before City Council on August 9. In response to questions from Commissioner BRINKMAN, Mr. Paranto replied that neighboring community's routes, either developed or planned, were obtained from neighboring cities and provision was made to connect all of them. Denver routes were extended through Wheat Ridge. It is hoped to eventually have one regional bike /ped map. He mentioned that Denver has chosen 46 Avenue as the main connection rather than 44 Avenue. Commissioner BUCKNAM commented that, even though Denver has not designated 32 " Avenue as a major bike route, most cyclists use 32 "d to ride from Denver to Golden, and it is forward - thinking of Wheat Ridge to add 32 "d for a designated bicycle lane. Commissioner BRINKMAN asked about the Rocky Mountain Ditch path between Wadsworth and Lutheran. Mr. Paranto replied that it was determined not to be a major route due to objections from property owners who lived along the Rocky Mountain Ditch. Planning Commission Minutes 7 July 15, 2010 Commissioner BUCKNAM asked if any plans had been made for bike storage along the routes. Mr. Paranto replied that this will be considered during phase three of the plan. Commissioner TIMMS complimented staff for work on the document which is a great thing for the city. It should help in marketing the city. Commissioner MATTHEWS expressed frustration that there is no access to the greenbelt between Kipling and Youngfield from the south. He agreed with Commissioner TIMMS that the plan is well done. Mr. Paranto stated that staff recommended a couple of north -south linkages west of Kipling but were taken off due to citizen objections. Greg Seebart expressed his total support of the plan. Bill Maher commended staff for their efforts on the plan. He expressed support of the plan on behalf of Live Well Wheat Ridge. Meredith Reckert commented that the plan would be a supplementary document to the Comprehensive Plan that can be modified when necessary. Commissioner BRINKMAN commented that this plan should be marketed as it sets Wheat Ridge apart from some other cities in the metro area. B. Streetseape Design Manual This item was presented by Sarah Showalter. In order to create streetscape design standards that correspond with the Bicycle - Pedestrian Master Plan and to update the outdated Streetscape and Architectural Design Manual, staff is drafting a new Streetscape Design Manual. Commissioner BRINKMAN commented that there has to be consideration given to "orphaned" sidewalks and sidewalks on one side or two sides of the street. Ms. Reckert explained that the subdivision regulations need to be revamped to address this issue and that it is not really governed by the Streetscape Design Manual. Commissioner TIMMS asked if streetscape standards would apply to CDOT roads, such as Sheridan. Ms. Showalter replied that improvements would have to meet CDOT standards. Commissioner BRINKMAN suggested that it would help to dress up subdivision entries, especially in older existing neighorhoods. Commissioner POND suggested that the Parks Master Plan should be referenced in the streetscape plan. Planning Commission Minutes 8 July 15, 2010 Commissioner DWYER suggested requiring pedestrian signals at all crosswalks. C. Mixed Use Zone District Project Update Sarah Showalter followed up on some items in Draft 3 and updated the Commission on the conversation about legislative rezoning between staff and City Council at the study session on June 21. Regarding the question of whether or not mixed uses should be required in mixed use districts, staff removed that requirement for large sites because the approach of the code is to provide incentives for mixed use but not require it and it is possible that such restrictions could push development away. There were also questions about how this would be administered and enforced where large sites are subdivided. City Council wants to pursue city - initiated rezoning in target areas. This could involve large parcels of land, and it was felt some flexibility in the code was desirable. Commissioner DWYER commented that he would have a difficult time supporting a mixed use zone where mixed use is not required. If not required, maybe it should be zoned another way. Ms. Showalter replied that the original intent for the mixed use zone, is that most districts don't allow mixed use and it would encourage and allow mixed use. Further, there are very few municipalities that require mixed use in their mixed use codes because it is difficult to enforce. She didn't believe it was counter to the purpose of the district. It would provide incentives for mixed use. The goal for the district is to stimulate redevelopment and potentially rezone a large area. There may be a small area within the large area where mixed use wouldn't make sense. She also commented that mixed use does not always mean having all mixed use on the same site. Commissioner DWYER commented that he is more comfortable with this since the goal is to rezone large areas. Regarding the public input process, Ms. Showalter stated that requirements were incorporated into the draft for sites over ten acres to have neighborhood meetings and a public comment period. City Council was in favor of this at its study session. The public hearing before Planning Commission will take place on August 5, 2010. Planning Commission Minutes 9 July 15, 2010 D. Planning Commissioners DRCOG Workshop 9. Meredith Reckert reminded Commissioners that the DRCOG workshop is August 7 t and those interested in attending should call Kathy Field. The deadline to register is July 30. ADJOURNMENT It was moved by Commissioner DWYER and seconded by Commissioner TIMMS to adjourn the study session at 9:54 p.m. The motion carried 7 -0. NUMITMeskyll Ann Lazzeri, Secretary Planning Commission Minutes 10 July 15, 2010